711 Parkplace Rdg · Princeton, TX 75407

$299,500

3 bd · 2.5 ba · 3,016 sqft · SingleFamily · 184 Days on market

Built 2008 8,320 sqft lot $99/sqft · 20% below area Est $374k · 20% under

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Why this score? — see what drove the D grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• ARV discount +15.0/15.0
• Cash flow +9.2/30.0
• Schools +4.2/10.0
• Livability +3.1/5.0
• 1% rule +2.8/10.0
• DSCR +2.6/10.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Upgraded 3 Bed, 2.5 Bath Townhome in Princeton! This spacious half-duplex features an updated kitchen and bathrooms, new flooring, and fresh modern finishes throughout. Open-concept layout with great natural light, private fenced backyard, and attached garage. Ideal for first-time buyers or investors. Convenient location near schools, shopping, and Hwy 380.

Key facts

• Updated kitchen
• Convenient location
• 8,320 sq ft lot

Tags

• UPDATED KITCHEN
• PRIVATE FENCED BACKYARD
• CONVENIENT LOCATION

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $300k.

Deal economics

• At list price, monthly cash flow is $-223 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $267k (10.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $234k (21.9% below list).
• Recommended offer: $234k (21.9% below list) — sets the bar for 1% rule.
• Cap rate 5.4% vs local median 4.5% in Princeton — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 62/100 on livability (#969 in TX) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, cost of living A; Watch: amenities F, commute F, health & safety F.
• Princeton ISD (suburban): math 51% / reading 47% proficiency, ranked #188 of 826 in TX (top 23%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Godwin El (math 33% / reading 35%, grade F, #2,149 of 4,322 statewide, top 50%, 587 students, 65% FRL); Clark Middle (math 53% / reading 42%, grade C-, #408 of 1,662 statewide, top 25%, 707 students, 66% FRL); Princeton H S (math 52% / reading 54%, grade C-, #437 of 1,632 statewide, top 27%, 1,521 students, 57% FRL).
• Market conditions: Rents soft (-1.0%/yr); 1410 active listings in the ZIP; 37 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 19,194 units permitted in Collin County in 2024 (3,988 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $9k of value loss. Plan a longer hold.
• Collin County population projected at +60% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 184 days — a 12% lower offer ($264k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $233,763 (21.9% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 184 days. Have you received any prior offers? Is the seller open to a 22% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
6. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
7. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
8. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.78% ✗
• Cap rate: 5.40%
• Cash-on-cash: -3.19%
• DSCR: 0.86
• GRM: 10.7

CMA / ARV

• ARV (median comp): $374,427
• List price: $299,500
• Delta: -20.01%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
500 Regency Ct	0.32mi	4/3.5 (+1)	3,100 (+3%)	11mo	$433,329	$140	62
622 Jupe Way	0.32mi	4/3.5 (+1)	2,701 (-10%)	14mo	$398,298	$147	47
409 Jefferson Ave	0.30mi	4/3.0 (+1)	2,624 (-13%)	13mo	$250,000	$95	46

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -25.0%
• Equity multiple: 0.17×
• Total profit: $-69,553
• Equity at exit: $44,656

10-year hold

• IRR: -33.6%
• Equity multiple: -0.25×
• Total profit: $-105,190
• Equity at exit: $25,895

Cash invested: $83,860 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 87 Strongly Landlord-Friendly
• State Texas: 87 Strongly Landlord-Friendly · R+5
• County: — inherits STATE
• City: — inherits STATE

3-day notice; statewide preemption; one of the fastest eviction climates; Travis County (Austin) slightly slower.

Methodology + full state rankings →

ZIP-level market 75407

• Home prices YoY: -30.3%
• Rents YoY: -1.0%
• Active inventory: 1410
• Price-to-rent: 10.7×

Monthly cashflow live

• Estimated rent: $2,338 high
• Mortgage (P&I): −$1,571
• Tax est. 1.5%: −$374 /mo · $4,492/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$491
• Net cashflow: $-223

Break-even live

Break-even rent $2,620

Max offer price $267,224

Occupancy floor —

Sensitivity live

Price	-10% $-16	-5% $-120	+0% $-223	+5% $-327	+10% $-430
Rent	-10% $-408	-5% $-315	+0% $-223	+5% $-131	+10% $-38
Rate	-1.0pp $-72	-0.5pp $-147	base $-223	+0.5pp $-301	+1.0pp $-380

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $74,875
• Closing costs: $8,985
• Reserves months: —
• Total cash needed: —

Rent comps 37 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
604 Princeton Hts Princeton, TX	3.0–5.0	2.0–2.5	1882	$2,045	$1.09	0d	1	0.29mi
804 Princeton Hts Princeton, TX	3.0	2.5	2232	$2,225	$1.00	7d	1	0.31mi
1411 Windermere Way Princeton, TX	4.0	2.5	2323	$2,099	$0.90	7d	1	0.49mi
1421 Butler Ave Princeton, TX	3.0	2.5	2225	$1,999	$0.90	26d	1	0.53mi
1411 Butler Ave Princeton, TX	4.0	3.0	2323	$2,399	$1.03	6d	1	0.55mi
1609 Washington St Princeton, TX	4.0	2.5	2182	$2,150	$0.99	1d	1	0.74mi
424 Madison Way Princeton, TX	4.0	3.0	2258	$2,350	$1.04	45d	1	0.74mi
405 Wydown Dr Princeton, TX	4.0	2.5	2672	$2,350	$0.88	45d	1	0.82mi
512 Virginia Way Princeton, TX	3.0	2.5	2133	$2,150	$1.01	26d	1	0.83mi
1702 Chapel Hill Rd Princeton, TX	4.0	2.5	2121	$1,995	$0.94	9d	1	0.85mi
433 Waterman Ave Princeton, TX	4.0	2.5	2515	$2,400	$0.95	26d	1	0.85mi
429 Wydown Dr Princeton, TX	4.0	3.0	2667	$2,500	$0.94	45d	1	0.87mi
1809 Chapel Hill Rd Princeton, TX	4.0	2.5	2121	$2,100	$0.99	6d	1	0.90mi
619 Colgate Cir Princeton, TX	4.0	2.5	2182	$2,295	$1.05	45d	1	0.90mi
603 Charity Dr Princeton, TX	4.0	2.5	2252	$2,300	$1.02	45d	1	1.01mi
2004 Hancock Cir Princeton, TX	4.0	3.0	2258	$1,995	$0.88	15d	1	1.03mi
265 Honeysuckle Ln Princeton, TX	4.0	2.5	2171	$2,195	$1.01	45d	1	1.05mi
346 Boroughbridge Dr Princeton, TX	4.0	2.5	2500	$1,975	$0.79	45d	1	1.05mi
311 Pennsylvania Ave Princeton, TX	4.0	3.0	2258	$2,095	$0.93	1d	1	1.05mi
311 Clear Springs St Princeton, TX	4.0	2.5	2577	$2,245	$0.87	45d	1	1.10mi
495 Sweet Ln Princeton, TX	4.0	3.5	3112	$3,400	$1.09	12d	1	1.13mi
1901 States St Princeton, TX	4.0	3.0	2260	$2,700	$1.19	26d	1	1.25mi
472 Lake Erie Dr Princeton, TX	4.0	3.0	2419	$2,000	$0.83	45d	1	1.28mi
468 Pebble Brook Ln Princeton, TX	4.0	3.0	2174	$2,250	$1.03	15d	1	1.32mi
1008 Emerald Dr Princeton, TX	4.0	2.5	2119	$2,300	$1.09	45d	1	1.33mi
200 Lake Rdg Princeton, TX	4.0	2.5	2586	$2,300	$0.89	3d	1	1.33mi
663 Saxony Dr Princeton, TX	4.0	2.0	2209	$2,250	$1.02	26d	1	1.35mi
663 Saxony Dr Princeton, TX	4.0	2.0	2209	$2,100	$0.95	45d	1	1.35mi
663 Saxony Dr Princeton, TX	4.0	2.0	2209	$2,250	$1.02	1d	1	1.35mi
858 Breakwater Dr Princeton, TX	4.0	3.0	2395	$2,200	$0.92	45d	1	1.37mi
857 Ozark Path Princeton, TX	4.0	3.0	2419	$2,599	$1.07	21d	1	1.38mi
871 Lake Fletcher Rd Princeton, TX	4.0	2.5	2267	$2,150	$0.95	19d	1	1.39mi
608 Fawn Valley Dr Unit NA Princeton, TX	4.0	4.0	3102	$3,025	$0.98	0d	1	1.40mi
608 Fawn Valley Dr Princeton, TX	4.0	4.0	3102	$3,025	$0.98	4d	1	1.40mi
750 Jupe Way Princeton, TX	4.0	3.0	2500	$2,300	$0.92	45d	1	1.45mi
613 Grenada Lake Dr Princeton, TX	4.0	3.0	2395	$3,025	$1.26	5d	1	1.48mi
1567 Dukeswood Dr Princeton, TX	3.0	2.5	2429	$2,575	$1.06	19d	1	1.50mi

Listing history 14 events

1. 2026-06-16
   days on market $299,500 Active 184 DOM
2. 2026-06-15
   days on market $299,500 Active 183 DOM
3. 2026-06-13
   days on market $299,500 Active 181 DOM
4. 2026-06-13
   days on market $299,500 Active 180 DOM
5. 2026-06-09
   days on market $299,500 Active 177 DOM
6. 2026-06-08
   days on market $299,500 Active 176 DOM
7. 2026-06-07
   days on market $299,500 Active 175 DOM
8. 2026-06-04
   days on market $299,500 Active 172 DOM
9. 2026-06-03
   days on market $299,500 Active 171 DOM
10. 2026-06-02
    days on market $299,500 Active 170 DOM
11. 2026-06-01
    days on market $299,500 Active 169 DOM
12. 2026-05-31
    days on market $299,500 Active 168 DOM
13. 2025-12-15
    status Active 359-char remark

    Show marketing remark (359 chars)

    Upgraded 3 Bed, 2.5 Bath Townhome in Princeton! This spacious half-duplex features an updated kitchen and bathrooms, new flooring, and fresh modern finishes throughout. Open-concept layout with great natural light, private fenced backyard, and attached garage. Ideal for first-time buyers or investors. Convenient location near schools, shopping, and Hwy 380.

14. 2025-12-13
    listed $299,500 Active 359-char remark

    Show marketing remark (359 chars)

    Upgraded 3 Bed, 2.5 Bath Townhome in Princeton! This spacious half-duplex features an updated kitchen and bathrooms, new flooring, and fresh modern finishes throughout. Open-concept layout with great natural light, private fenced backyard, and attached garage. Ideal for first-time buyers or investors. Convenient location near schools, shopping, and Hwy 380.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥110°F today · 24 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $28,052
• − Mortgage interest: −$16,777
• − Property taxes: −$4,492
• − Insurance: −$1,498
• − Repairs & maintenance: −$2,244
• − Management: −$2,244
• − Depreciation: −$8,713
• Taxable loss: −$7,916
• Est. tax savings @ 24.0%: +$1,900
• After-tax cash flow: $-777/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Princeton ISD
• NCES district ID: 4835850
• Math proficiency: 51% ▼ -8.00%
• Reading proficiency: 47% ▬ 0.00%
• Median HH income: $54,827
• Composite: 42.44/100
• National rank: #3226
• State rank: #188 of 826 in TX

Livability — Princeton

• Score: 62/100
• State rank: #969
• US rank: #17215

Category grades

Amenities F Commute F Cost of living A Crime B Employment A+ Housing A+ Health & safety F User ratings F

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Princeton, TX
• County: Collin County · 1,159,394 people
• City population: 34,171
• Metro: Dallas-Fort Worth-Arlington, TX
• Population (ZIP): 34,171
• Household income: $100,037
• Rent vs Own: 23.8% rent · 76.2% own
• Severe rent burden: 368.0

Population outlook (Collin County) Hauer SSP2

• Today (2025): 1,210,074 people
• By 2030: 1,358,201 · +12.2%
• By 2040: 1,654,061 · +36.7%
• By 2050: 1,937,359 · +60.1%
• By 2075: 2,567,039 · +112.1%
• By 2100: 2,952,048 · +144.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.66)
• Race & ethnicity: White 47% Hispanic / Latino 30% Black 17% Two or more races 10% Asian 4% Native American 1%
• Hispanic origin (detail): Mexican 26%
• Common ancestry: Lithuanian 2% Romanian 1% Russian 1%
• Foreign-born: 15% · Canada, China, Mexico
• Languages at home: 70% English-only · Spanish 22% Other Indo-European 2% Other Asian/Pacific 1%

Political lean MEDSL · Collin

• 2024 margin: R (+11.1) · D 43.1% · R 54.3% · Other 2.6%
• 2008→2024 swing: +14.4pp toward D · 2008: -25.6pp · 2024: -11.1pp
• All cycles: 2024: R+11.1 2020: R+4.3 2016: R+17.0 2012: R+31.6 2008: R+25.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -103.99%
• Current HPI: 238.9373
• Rent YoY: ▼ -1.02%
• Metro: Dallas-Fort Worth-Arlington, TX
• State GDP YoY: ▲ 3.95%
• F500 in state: 110

Industry mix (Fortune 500 HQ in TX)

Industry	F500 HQs	Revenue
▸Energy	16	$1,198B
▸Technology	5	$198B
▸Engineering / Construction	4	$72B
▸Energy Services	3	$60B
▸Utilities	3	$41B
▸Healthcare	2	$330B

Price history

2 events — show timeline

• 2025-12-15 Relisted — NTREIS
• 2025-12-13 Listed $299,500 NTREIS